Statement of Environmental Effects - Municipality of Strathfield · This report constitutes a...

Statement of Environmental Effects

Construction of a new two (2) storey residential dwelling

including a basement car park

2 Dickson Street, Strathfield NSW 2135

Prepared for: Bechara Chan & Associates Pty Ltd

Project No: C546

Date: June 2017

Creative Planning Solutions Pty Limited | PO Box 1074 Broadway NSW 2007

+61 2 8039 7461 | [email protected] | www.cpsplanning.com.au

Creative Planning Solutions Pty Limited – ABN: 70 135 093 926

2 DICKSON STREET STRATHFIELD June 2017

Creative Planning Solutions Pty Limited |Statement of Environmental Effects 2

© Copyright CREATIVE PLANNING SOLUTIONS PTY LIMITED 2017

This document is copyrighted; reproduction of this document or any part thereof is not permitted without prior

written permission of Creative Planning Solutions Pty Limited.

Disclaimer:

In preparing this document, Creative Planning Solutions has relied upon information and documents provided by the

Client or prepared by other Consultants within their various areas of expertise.

Creative Planning Solutions is unable and does not accept responsibility for any errors or omissions in any of the

material provided by other parties.

Document Control

Creative Planning Solutions works to a stringent Quality Assurance

Program.

If this document has not been signed for review and approval then

it is deemed a preliminary draft.

Prepared by:

Ben Tesoriero

Reviewed by:

Daniel Govers

Authorised by:

Daniel Govers



Contents

1.0 Introduction ................................................................................................................................... 5

1.1 Previous Consent and Site History .............................................................................................. 5

2.0 Site Analysis ................................................................................................................................... 6

2.1 Site location and context ............................................................................................................ 6

2.2 Surrounding Development ....................................................................................................... 11

2.3 Legal description ...................................................................................................................... 11

2.4 Utilities .................................................................................................................................... 11

2.5 Existing site conditions ............................................................................................................. 11

2.5.1 Environmental Constraints ............................................................................................... 11

3.0 Proposed Development ............................................................................................................... 12

3.1 Documentation ........................................................................................................................ 12

3.2 Development Statistics ............................................................................................................. 13

3.3 Building Works ......................................................................................................................... 13

3.3.1 Excavation ........................................................................................................................ 13

3.3.2 Basement 1 ...................................................................................................................... 13

3.3.3 Ground Floor .................................................................................................................... 14

3.3.4 First Floor ......................................................................................................................... 14

3.3.5 External Building Components .......................................................................................... 14

3.4 Access ...................................................................................................................................... 16

3.5 Landscaping ............................................................................................................................. 16

3.6 Drainage .................................................................................................................................. 17

3.7 Waste Management ................................................................................................................. 17

3.8 Utilities .................................................................................................................................... 17

4.0 Summary of Applicable Planning Policies and Potential Environmental Effects ............................. 18

4.1 State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 ...................... 18

4.2 State Environmental Planning Policy No. 55 (Remediation of Land) .......................................... 19

4.3 Strathfield Local Environmental Plan 2012 ............................................................................... 19

4.4 Strathfield Development Control Plan 2005.............................................................................. 24

5.0 Section 79 Considerations ............................................................................................................ 36

5.1 The provisions of any planning instruments, draft instruments, development control plan or

regulations .......................................................................................................................................... 36



5.2 The likely impacts of that development, including environmental impacts on both the nature

and built environments, and social and economic impacts................................................................... 36

5.3 Built Environment .................................................................................................................... 36

5.4 Natural Environment ................................................................................................................ 36

5.5 Access and Traffic..................................................................................................................... 36

5.6 Solar Access and Overshadowing ............................................................................................. 37

5.7 Hydrology ................................................................................................................................ 37

5.8 Visual Privacy ........................................................................................................................... 37

5.9 Safety Security and Crime Prevention ....................................................................................... 37

5.10 Air pollution ............................................................................................................................. 38

5.11 Construction ............................................................................................................................ 38

5.12 Economic Impacts .................................................................................................................... 38

5.13 Consultation............................................................................................................................. 38

5.14 Ecological Sustainable Development ........................................................................................ 38

5.15 Suitability of the site ................................................................................................................ 39

5.16 Public Interest .......................................................................................................................... 39

6.0 Conclusion ................................................................................................................................... 40



1.0 Introduction

This report constitutes a Statement of Environmental Effects (SEE) that has been prepared to accompany

a Development Application (DA) submitted to Strathfield Council (herein referred to as the Council) for a

two storey residential dwelling and a basement car park pursuant to the provisions of Strathfield Local

Environmental Plan 2012 (SLEP2012) at 2 Dickson Street, Strathfield.

This SEE has been prepared by Creative Planning Solutions Pty Limited (CPS) on behalf of the applicant,

Bechara Chan & Associates Pty Ltd (the Applicant). It is based on the plans and information provided by

the Applicant and other supporting documentation from project consultants as included in the DA

package.

This DA includes the construction of a two storey dwelling with a basement car park. The proposed

development will also include new hard and soft landscaping treatments, stormwater works, and

associated works.

A detailed description of the proposed development can be found at Section 4 of this report. The purpose

of this SEE is to:

describe the components of the proposal,

discuss the potential environmental effects of the proposal,

draw conclusions as to the significance of any impacts from the proposed development and how

such impacts may be mitigated, and

make a recommendation to Strathfield Council as to whether the development should be

approved.

This SEE also describes the site, its environs and the proposed development, and provides an assessment

of the proposal in terms of the matters for consideration under Section 79C(1) of the Environmental

Planning and Assessment Act 1979 (EP&A Act). Within this report, references to “the site” mean the land

to which this DA relates.

1.1 Previous Consent and Site History

No DAs have been approved or granted consent on the subject site in recent years according to Council

records. The site is currently occupied by a single storey weather-board dwelling house with a tiled roof

and attached weather-board garage.



2.0 Site Analysis

2.1 Site location and context

The subject site is located at 2 Dickson Street, Strathfield, legally identified as Lot D in DP362854. The site

has an area of 532.61m2 and is located on the northern side of Dickson Street. The site fronts Dickson

Street.

The subject site is located 2.2km south-west of Strathfield City Centre. Approximately 630m south-west

of the site is the Australian Catholic University Strathfield and approximately 330m west of the site is St

Patrick’s College Strathfield located along Merely Road and Francis Street. The subject site is located

within the Strathfield Local Government Area.

Figure 1 – Location Map – 2 Dickson Street, Strathfield. Marked by Red Pin.

Source: http://sixmaps.com.au

http://sixmaps.com.au/



Figure 2 – Aerial Photograph of the site and surrounds – 2 Dickson Street Strathfield.

Source: http://maps.google.com.au

Figure 3 – Aerial Photograph – 2 Dickson Street Strathfield.


http://maps.google.com.au/




Figure 4 - View of Existing Dwelling at 2 Dickson Street.


Figure 5 - View of adjoining property to the west (32 Coventry Road).






Figure 6 - View of adjoining property to the east (4 Dickson Street)


Figure 7 - View of adjoining property to the north-east (28 Coventry Road)






Figure 8 - View of 2 Hydebrae Street, opposite the site to the south.


Figure 9 – View of adjoining property (dual occupancy) to the north (30 and 30A Coventry Road Strathfield).






2.2 Surrounding Development

To the immediate west of the subject site is a two storey brick dwelling house with a titled roof that

fronts Coventry Road. The site to the immediate east is a single storey brick dwelling house with tiled

roof and detached garage. Also to the north-east of the subject site is a two storey brick dwelling house

with a tiled roof that fronts Coventry Road. Further to the south, directly opposite the subject site is a

single storey brick dwelling house with tiled rood that fronts Hydebrae Street. To the immediate north of

the subject site is a two (2) storey dual occupancy development of face brick with a tiled roof which fronts

Coventry Road.

2.3 Legal description

The site, which currently includes a single parcel of land, is legally described as Lot D DP362854. The

subject site and has a total site area of 532.61m².

2.4 Utilities

A Site Survey will be included as part of this DA submission package. This will demonstrate that the

subject site is connected to all essential services.

2.5 Existing site conditions

2.5.1 Environmental Constraints

A review of Council’s mapping and planning controls for this SEE has revealed that the subject site is

affected by Class 5 acid sulfate soils, however it is considered that this constraint on the land will not

restrict redevelopment of the subject site for the proposed purpose.



3.0 Proposed Development

The proposed development consists of the construction of a new two (2) storey dwelling and a basement

level car park. The proposal also includes new hard and soft landscaping, stormwater works, and

associated site works.

The project responds to the desired future character of the local area being zoned R2 Low Density under

SLEP2012, and in addition provides a valued addition to the housing market in the Strathfield City LGA.

The proposed development is considered to be of high quality and residential amenity.

Specific details of the proposed development are addressed under the following headings.

3.1 Documentation

The following documentation is contained within this Development Application to support and provide

detail of the proposal:

Architect – Bechara Chan & Associated Pty Ltd

Drawings:

DA.01 – Basement Site and Roof Plan

DA.02 – Ground Floor Plan, First Floor Plan

DA.03 – Elevations

DA.04 – Sections

Planning Consultant – Creative Planning Solutions Pty Ltd

Report: Statement of Environmental Effects



3.2 Development Statistics

The following tables provide a summary of the basic information relevant to the proposed development

on the site.

Table 2 - Development Summary Statistics

Element Proposed

Site Area 532.61m2

Gross Floor Area 332.40m2

Floor Space Ratio 0.624:1

Building Height 8.929m

Primary Setback 7.6m

Secondary Setback No Secondary Street Frontage - N/A

Side Setback (west) 1.55m

Side Setback (east) 2.58m

Rear Setback 3.06m

3.3 Building Works

The following information provides a summary of the construction works associated with the proposed

new two storey dwelling house with basement car-park development as per the documentation

identified in Section 3.1 above.

3.3.1 Excavation

Excavation is proposed in order to accommodate a single level basement car parking area. The depth of

excavation has been calculated as being up to 3.0m.

3.3.2 Basement 1

The Basement Level is proposed to include three (3) car parking spaces. The Basement Level also includes

a storage room and a stairwell to the ground floor. A vehicle ramp with gradient ranging from 1:8 to 1:5

provides access from driveway on Dickson Street. It is noted the basement is not included as part of the

gross floor area (GFA) as under SLEP2014 GFA excludes non-habitable rooms in basements and storage

areas.



3.3.3 Ground Floor

The Ground Floor of the proposed residential dwelling is to include the following:

Lounge Room

Rumpus Room

Family Room

Bathroom.

Study

Laundry

Gallery Kitchen

Butler Kitchen

Dining Room

3.3.4 First Floor

The First Floor within the proposal is to include the following:

Four (4) bedrooms

Master bedroom balcony

Bedroom 2 balcony

All four (4) bedrooms have access to walk in robes and ensuites

Access stairs to the ground floor

3.3.5 External Building Components

Private and Communal Open Space Areas

As evidenced in Figure 10 below, the external component of the proposed residential dwelling house

development includes:

Private open space areas behind the building, and open space areas in the front setback

Alfresco and BBQ area to the rear of the dwelling house.



Figure 10 – Private Open Space and other outdoor areas.

Source: Bechara Chan and Associates Pty Ltd

Material and Finishes

Building materials and finishes have been chosen to complement the contemporary architectural design

of the proposed buildings while being sympathetic to the surrounding natural and built environment and

also taking into consideration the changing character of the local area to higher density development.



The following diagrams - Figure 11 and 12 - give a basic outline of the visual appearance of the proposed

development. Reference should be made to the submitted materials and finishes schedules, which show

in colour the finishes proposed for each of the buildings within the development.

Figure 11 – Proposed Street elevation from Dickson Street.

Image Source: Bechara Chan and Associates Pty Ltd.

Figure 12 – Materials and Finishes.

Image Source: Bechara Chan and Associates Pty Ltd.

3.4 Access

The main vehicular and pedestrian access to the subject site will be via Dickson Street. A new driveway

and crossover will provide access to the basement car park.

3.5 Landscaping

A suitably qualified landscape architect has prepared the landscape scheme for the proposed dwelling.

Detailed Landscape Plans have been prepared and form part of the plans submitted as part of this DA.

Reference should be made to these documents for further landscape information.



3.6 Drainage

Detailed Stormwater concept plans have been prepared and form part of the plans submitted as part of

this development application. Reference should be made to these documents for further drainage and

stormwater information.

3.7 Waste Management

A detailed Waste Management Plan has been prepared in accordance with Strathfield Council’s

document format accompanies this DA. The completed checklist estimates the waste generated as part of

the demolition and construction phases, as well as the envisaged reuse and recycling options.

On-going waste management will be collected by Council via kerb and gutter collection on the designated

day in accordance with Councils Waste Policy.

3.8 Utilities

As demonstrated on the Site Survey included as part of this DA, the subject site is connected to all

essential services and the connection points for each service will be streamlined, in consultation with the

particular agencies or authorities. Connection details will be provided as part of the Construction

Certificate process.



4.0 Summary of Applicable Planning Policies and

Potential Environmental Effects

The following is a review of the potential environmental effects of the proposed development as

described in the preceding sections of this report. The assessment undertaken at Section 5 of this report

includes only those matters under Section 79C(1) of the EP&A Act 1979 that are relevant to the proposed

development application.

The key planning issues identified for assessment of the proposed development include:

Compliance with Planning Instruments and Controls

o State Environmental Planning Policy – (Building Sustainability Index: BASIX) 2004

o State Environmental Planning Policy No 55 – Remediation of Land (SEPP 55)

o Strathfield Local Environmental Plan 2012

o Strathfield Development Control Plan 2005

The proposals consistency and compliance with the relevant statutory plans and policies are discussed in

the following sections of this assessment.

Having regard to the applicable legislative framework, it is considered that the proposed development is

consistent with the aims and objectives of the relevant environmental planning instruments and

development control plan whilst being compatible with the emerging character of the locality and

minimising any potential impacts on the amenity of the adjoining properties and the environment.

4.1 State Environmental Planning Policy (Building Sustainability Index:

BASIX) 2004

State Environmental Planning Policy (Building Sustainability Index: BASIX) 2004 operates in conjunction

with the Environmental Planning and Assessment Amendment (Building Sustainability Index: BASIX)

Regulation 2004 to ensure the effective introduction of BASIX in New South Wales.

In accordance with Clause 6(1) of the SEPP, BASIX applies to BASIX affected development as defined by

the Environmental Planning and Assessment Regulation 2000 (EP&A Regulation). A BASIX affected

building is defined as a building that contains one or more dwellings.

The proposal includes residential development and accordingly requires assessment against the

provisions of this SEPP and BASIX certification. A BASIX Certificate accompanies this DA in accordance

with the provisions of this SEPP and confirms the proposal is able to achieve all targets relating to water,

thermal comfort and energy.



4.2 State Environmental Planning Policy No. 55 (Remediation of Land)

Given the historical use of the site for residential purposes, land contamination is not likely. Further

investigation and reporting under SEPP 55 is not considered necessary given the residential use of the site

and no indication of potentially contaminated materials on the site. It is noted that 1943 imagery has

revealed that the subject site was still in residential use.

Council can be satisfied that the provisions of Clause 7 of SEPP 55 is satisfied. If any contaminated

material or suspected contaminated material is unearthed during the construction process, then action

consistent with the legislative requirements and guidelines document will be undertaken.

4.3 Strathfield Local Environmental Plan 2012

The following tables provide an assessment of the proposed development against the relevant provisions

of the SLEP2012.

Clause 1.2 – Aims of Plan

The proposed development is consistent with the aims of the SLEP2012, in particular;

to achieve high quality urban form by ensuring that new development exhibits design excellence

and reflects the existing or desired future character of particular localities and neighbourhoods in

Strathfield,

to promote the efficient and spatially appropriate use of land, the sustainable revitalisation of

centres, the improved integration of transport and land use, and an appropriate mix of uses by

regulating land use and development,

to identify and protect environmental and cultural heritage, and

to promote opportunities for social, cultural and community activities,

Clause 1.4 Definitions

The proposed development is for the construction of a new residential dwelling house.

In accordance with the SLEP2012 definition of ‘dwelling house’ means a building containing only one

dwelling.

Pursuant to Clause 1.4, the proposal clearly demonstrated the use is for a dwelling house.

Land Use Table

As indicated in the zoning map extract from SLEP2012, see Figure 13 below, the zoning for the subject

site is R2 – Low Density Residential under the provisions of the SLEP2012.



Figure 13 – Zone Map Extract SLEP2012 – Zone R2 Low Density Residential

Source: SLEP2012

The table below outlines the objectives of the R2 – Low Density Residential zone, along with a comment

on how the proposed developments could perform against each of the objectives of this zone.

Objective Comment

The objectives of this zone are:

To provide for the housing needs of the community within a

low density residential environment.

The proposed development will continue to meet the needs of

the community, as it can be seen that the proposal will provide

for the housing needs of the community with a new dwelling

house in a residential environment.

To enable other land uses that provide facilities or services to

meet the day to day needs of residents.

The proposed development is for residential accommodation

only. As such, this objective is not considered to apply to the

proposed developments.

To ensure that development of housing does not adversely

impact the heritage significance of adjacent heritage items and

conservation areas.

The proposed development is for residential accommodation

only. As such, this objective is not considered to apply to the

proposed developments.

Subject site



The relevant land uses permitted within the proposed R2 Low Density Residential zone include:

Attached dwellings; Bed and breakfast accommodation; Boarding houses; Building identification

signs; Business identification signs; Child care centres; Community facilities; Dwelling houses;

Environmental protection works; Group homes; Health consulting rooms; Home businesses; Home

industries; Places of public worship; Public administration buildings; Recreation areas; Residential

care facilities; Respite day care centres; Roads; Secondary dwellings; Semi-detached dwellings; Water

recycling facilities

Dwelling houses are identified as being permissible with development consent under the SLEP2012.

Part 4 Principal Development Standards

Clause 4.3 Height of buildings

Clause 4.3 of the SLEP2012 prescribes the objectives and development standards for the maximum height

of buildings. Specifically, the maximum building height for the subject site is to be in accordance with the

Height of Buildings Map under the SLEP2012. Provided below is an extract of the Height of Building Map

from the SLEP2012 which demonstrates that the maximum permissible building height on the subject site

is 9m.

Note: The ‘building height’ means the vertical distance between ground level (existing) and the highest point of the building ,

including plant and lift overruns, but excluding communication devices, antennae, satellite dishes, masts, flagpoles, chimneys,

flues and the like.

The proposed building height has been calculated as 8.929m complying with Clause 4.3 of the SLEP2012.

Figure 14 – Height of buildings map extract – Area J: 9m

Source: SLEP2012




As indicated on the architectural plans that accompany this SEE, the maximum height of the proposal is

8.929m.

Clause 4.4 Floor space ratio

Clause 4.4 prescribes the objectives and development standards for the maximum permissible floor space

ratio. Clause 4.4C exceptions to floor space ratio (Zone R2) of the SLEP2012 relates to floor space ratio

(FSR) and is relevant to the proposal.

Specifically, the maximum floor space ratio for the subject site is to be in accordance with the area

specified in Column 1 of the Table to clause 4.4C, to the floor space ratio specified opposite that lot area

in Column 2 of the Table op clause 4.4C.

Lot area (m2) Floor space ratio

< 500 0.65:1

500–599 0.625:1

600–699 0.60:1

700–799 0.575:1

800–899 0.55:1

900–999 0.525:1

≥ 1,000 0.50:1

Table 1 Floor space ratio in Zone R2. Source SLEP2014.

With a site area of 532.61m2 this would mean that the permissible floor space ratio of the site would be

0.625:1.

The proposed development’s floor space ratio of 0.624:1 compiles with the provisions of the SLEP2012.

Clause 5.9 Preservation of Trees or Vegetation

(3) A person must not ringbark, cut down, top, lop, remove, injure or wilfully destroy any tree or other

vegetation to which any such development control plan applies without the authority conferred by:

(a) development consent, or

(b) a permit granted by the Council.

The proposed development does not involve removal of any trees.

Clause 6.1 Acid Sulfate Soils

The subject site is shown on the Acid Sulfate Soil map as being identified as containing Class 5 Acid Sulfate

Soil. Refer to figure 15. In accordance with the SLEP2012 table, an Acid Sulfate Soils management plan is

not required to be prepared.



Figure 15 – Acid Sulfate Soils map extract – Class 5

Source: SLEP2012




4.4 Strathfield Development Control Plan 2005

The Strathfield Development Control Plan 2005 (SDCP2005) provides guidelines and controls for

development in the Strathfield City Council local government area outside of the Strathfield CBD. An

assessment of the proposed development against the guidelines and controls of this plan is provided

below.

The aims of the SDCP2005 for Strathfield local government area are listed below, along with a comment

on how the proposed development performs against each of these controls:

PART A of STRATHFIELD CONSOLIDATED DEVELOPMENT CONTROL PLAN 2005

Control Proposed Complies

3 Streetscape

Neighbourhood Character and Amenity

New dwellings must be positioned and oriented

on their site to address the street frontage and

complement the existing pattern of development

in the street.

The plans indicate that the proposed dwelling is

oriented towards Dickson Street.

Yes

Consistently occurring positive building façade

features within the existing streetscape should

be incorporated into the proposed dwelling

design. Excessive parapets, irregular-shaped and

irregular-spaced windows, excessive glazing to

building facades and double-height vertical

elements including columns are not permitted

Consistent, see development plans. Yes

Dwellings must have a clearly identifiable entry

that addresses the street frontage.

The proposal has a clear defined entry that is

identifiable and accessible from Dickson Street.

Yes

Scale, Massing and Rhythm of Street

The overall scale, massing, bulk and layout of the

proposed building must complement the existing

streetscape

The proposed building design presents a low scale,

that is aesthetically pleasing and appropriately

proportioned in bulk and scale for the size of the

allotment. The design of the proposed dwelling

incorporates contemporary architectural aesthetics

that will be consistent to future anticipated

developments in proximity to the subject site.

Yes

New buildings and alterations and additions

should reflect the dominant building rhythm in

the street.

As shown on the architectural plans the new

dwelling reflects the dominant rhythm in the street

and positioned appropriately to harmoniously blend

within the streetscape

Yes

Street Edge and Garden Setting

Existing trees within the front building setback

must be preserved. New building works within

the vicinity of existing trees require an arborists

It is proposed that two trees will be removed within

the front setback for the new driveway and front

access path. The removal of these trees will be

Yes





report demonstrating that tree branches or roots

will not be affected by the works

accompanied by an arborist report.

New developments should provide opportunities

for planting new canopy trees within the front

setback, except where the existing front setback

already contains at least two (2) trees. These

trees should achieve a minimum mature height

of 10m.

The front setback already contains two (2) trees.

Therefore new tree plantings are not required aside

from those proposed to be removed. These will be

maintained.

Yes

The driveway location must not result in the

removal or lopping of any street tree. Driveway locations will not result in the removal or

lopping of any street trees along Dickson Street. The

plans show street trees adjacent to the driveway as

being retained.

Yes

Hard surfaces within the front setback area must

be minimized, and at least 50% of the frontage

must be deep soil soft landscaping

Over 50% of the frontage contains deep soil. Yes

Materials, Colours, Roof Forms, Architectural Detailing

The proposed roof design must be similar in

pitch, materials and colour to roofs in the

immediate streetscape.

The streetscape reveals that there are a number of

different roof forms within Dickson Street.

Yes

The colours of garages, window frames,

ventilation and downpipes and balustrading on

main facades and elevations must be integrated

harmoniously with the external design of the

building.

It is considered that materials, frames, downpipes

and the like will integrate well with the streetscape.

Yes

The building form must be articulated to avoid

large expanses of unbroken wall. Articulation can

be provided by setbacks, awnings, recesses,

blade walls or projecting bays

The development is heavily articulated to Dickson

Street, there are no large expanses of unbroken

walls. See architectural plans for further details.

Yes

Monotone face brick walls and tiles for roofs

shall be used where they are existing in the

immediate streetscape. Alternative materials

may be considered as architecturally appropriate

to the style of the dwelling and the locality in

some circumstances.

The existing and immediate buildings surrounding

the site consist of a variety building finishes. There

are a number of different materials such as brick

veneer and rendered finishes along Dickson Street.

Yes

Highly reflective materials are not acceptable for

roof or wall cladding.

Building materials have been listed on plans that

form part of this application. It is not proposed to

use any highly reflective materials.

Yes

Front and side fencing facing the secondary

street on a corner site must be designed to be

sympathetic to the particular style of the

dwelling and take into account the style of

fencing on adjoining properties.

The subject site is not located on a corner allotment. N/A

Solid fencing forward of the building line

(including the building line to a secondary street

Reference is made to the submitted front fence

drawing which indicates the proposed front fence is

Yes





frontage on a corner site) shall not exceed a

height of 1m above NGL.

to include a solid component less than 1m in height

above natural ground level, and an overall height of

not more than 1.2m with the upper component

topped by visually permeable horizontal slats.

Any fencing forward of the building line

(including the building line to a secondary street

frontage on a corner site) may be topped by an

additional maximum 0.8m high open timber

picket, wrought iron, palisade or similar element.

Brick piers over 1m in height are permitted to

support the decorative elements, provided they

are equally spaced along the street, and do not

exceed a height of 1.8m.

As above. N/A

The following materials and finishes are not

permitted to be used in any fence forward of the

front building line (including the building line to a

secondary street frontage on a corner site):

unrendered cement block;

galvanised or aluminium sheeting;

fibre-cement board;

brushwood;

barbed wire; or

fencing with a spear-type design.

As above. N/A

Side fences forward of the front building line

shall be designed to taper down to the height of

the front fence line

No changes to side fencing arrangements are

proposed.

N/A

Side and rear fences on a slope must be designed

to allow stormwater to flow through or under

the fence without the flow becoming unduly

concentrated.

The site is relatively flat. N/A

Fencing on corner allotments shall incorporate a

minimum 1.5m x 1.5m splay adjacent to the road

intersection to maintain sight distances for

pedestrians and drivers.

The subject site is not located on a corner allotment. N/A

Solid fences adjoining vehicular access driveways

(including driveways on adjoining property) are

to be provided with a minimum 1m x 1m splay to

maintain sight distances for pedestrians and

drivers.

No front fencing indicated on plans. N/A

Dividing fences between private property and

Council parks, reserves, open space, etc must be

constructed only in timber palings (lapped and

capped) with a maximum height of 1.8m.

As above. N/A





ARCHITECTURAL DESIGN AND DETAILS

Building Forms

Flat roofs may be considered where there are

similar roof forms present in the immediate

street. Flat roofs are not appropriate in the case

of heritage items or heritage conservation areas

The proposed development incorporates a pitched

roof design which is consistent with the character of

Dickson Street.

N/A

Where a dwelling is located on a street corner it

shall be designed to address both street

frontages. Blank walls shall not be presented to

either frontage and walls shall be articulated or

staggered so as to avoid appearing unduly bulky

or long.

The proposed development is not located on a

corner allotment.

N/A

Two (2) storey porticoes

No porticoes or associated porches shall

protrude more than 1m forward of the front

building façade.

No porticoes or associated porches protrude more

than 1m forward of the front building façade. .

Yes

Solar Access and Natural Lighting

The design of new dwellings should ensure that

living areas face north, sleeping areas face to the

east or south, and utility areas to the west or

south to maximise winter solar access

It is considered that living areas for the dwelling are

appropriately situated for solar access. Plans reveal

that kitchen, living, family and bedroom areas are

open in design and positioned well to receive

afternoon sun while maximising cross ventilation.

Yes

In new dwellings, solar access to the windows of

habitable rooms and to at least 50% of private

open space must be provided or achieved for a

minimum period of 4 hours between 9.00am and

3.00pm at the winter solstice (June 22).

Solar access plans have not been provided. N/A

Natural Heating

Living areas should be oriented to the north to

maximise direct solar access

Living areas are orientated to the north and

maximise direct solar access.

N/A

Use materials that have a high thermal mass e.g.,

bricks to retain heat made available during the

day

It is proposed to construct the dwelling from bricks

and rendered finishes.

Yes

Natural Cooling

Windows and walls should be shaded by the use

of shading devices, eaves, louvres and trees.

Shading devices should be sympathetic to

dwelling design and not detract from the

Architectural features such as eaves have been used

as a shading device right around the site.

Yes.





appearance of the dwelling

Windows should be positioned to capture

breezes and allow for cross-ventilation.

Plans reveal that the dwelling will be cross

ventilated.

Yes.

Lighting

Vented halogen down lights, which project into

the roof cavity should not be used unless they

are fitted with insulating covers.

Expected to comply It is expected this

can be dealt with

at construction

stage

Water Tanks

C1-C10 No water tanks indicated on plans. N/A

Hot Water Heater Units

C1-C4 Plans do not indicate hot water heather. N/A

FLOOR SPACE RATIO

The maximum floor space ratio (FSR) permitted

on a site is to be as indicated in Table 1.

The proposal complies with the maximum floor

space ratio. See the above SLEP2012 section for

compliance

Yes

BUILDING HEIGHT

The maximum height of structures, as defined

within this DCP, permitted on a site is to be 9m

The overall height of the proposed development

does not exceed the maximum height of 9m

Yes

Roof Pitches and Shape

Flat roofs will be considered where they are

already present in the street or where a street

has no discernible architecture style.

A pitched roof design is not proposed. N/A

LANDSCAPED AREAS

The minimum landscaped area required on each

lot is indicated in the Table 2.

532.6m2 (36%)

216.82m2 (40%) The subject site exceeds the

minimum 36% requirement which complies with

SDCP2005.

Yes

Planting of Landscaped Areas

A minimum of 25% of canopy trees and other

vegetation shall be locally sourced indigenous

species.

A canopy tree is a tree which is expected to have

a minimum mature height of 6m planted within a

minimum 45 litre container or 25 litre container

No canopy tress proposed. N/A





for Australian native tree species (Refer to

Appendix 3 for weblink for Council’s recommend

tree list.)

2. Planting areas shall include a mix of low–lying

shrubs, medium–high shrubs and canopy trees in

location where they will soften the built form. 3.

Where no existing canopy trees are present on a

site at least two (2) canopy trees must be

provided in the front yard and one (1) canopy

tree in the rear yard.

New structures shall be positioned to provide for

the retention and protection of existing

significant trees, especially near property

boundaries, and natural features such as rock

outcrops.

SETBACKS

Street Setbacks

Primary street setback 9m.

Where the main entrance to the dwelling is from

the secondary frontage 3m.

Ranges between 5.5m and 10mm. Despite the

primary street frontage not complying with the

minimum requirement of 9m in SDCP2005, the non-

compliance is justifiable due to the predominant

front setback in the street being less than 9m – refer

to Figure 16 and Figure 17 overleaf which shows

multiple buildings encroaching the 9m setback along

the western side of Dickson Street, namely at No.34

Coventry Road, 9 Merley Road, and also the recently

constructed new two storey dwelling house at 4

Dickson street which has a primary setback down to

7.84m.

The non-compliance is also justifiable as the

proposed setback would not be in conflict with the

character of the western side of the streetscape

which also includes a minimal setback provision.

It is also noted that the subject site is an irregular

allotment that has an acute triangulation of the front

boundary at the street frontage that is a result of the

asymmetrical subdivision pattern along the eastern

side of Dickson Street.

This contributes to the non-compliance for a minor

portion of the building’s front articulation.

Subject site is not located on a corner allotment.

No-Justifiable

N/A





Figure 16 – Street setback plans showing the calculated street setbacks for buildings along Dickson Street. This image also highlights the irregular nature of the building setbacks which provides further evidence that the proposal will not be out of

character with the streetscape. Source: BCA - 2017





Figure 17 – Plan extract showing the 9m from setback as applied to the eastern side of Dickson Street, and also showing the minimal setbacks included on the western side of Dickson Street. Accordingly, given the context of the area, the minor front setback non-compliance exhibited by the proposed development is considered justifiable in the circumstances of the case.

Source: https://www.google.com.au/maps/ - edited by CPS for diagrammatic purposes.

https://www.google.com.au/maps/





Side and Rear Setbacks

The combined side setbacks for new dwellings

are to be 25% of the width of the block with

minimum 1.5m setbacks for each side.

Rear setbacks for the dwelling are to be a

minimum of 6m to provide adequately sized

outdoor living areas and adequate deep soil

areas for shading/screening trees.

The subject site contains an angled frontage

however the developable part of the lands width is

16.34m.

Western Side Setback – 1.55m

Eastern Side Setback – 2.58m

Combined Side Setbacks – 4.13m

The combined side setbacks equate to 25.2% of the

side width and therefore complies with SDCP2005.

The proposed rear setback is 3m which is not

compliant. However this non-compliance is

justifiable because the rear of the proposed

development provides an adequately size outdoor

living area and adequate deep soil areas. It is noted

that the building itself achieves the 6m setback when

not including the outdoor living area. The objectives

of the control can still be met despite the

aforementioned non-compliance, and pursuant to

Section 79C(3A)(b) of the Act, the variation should

be supported.

Yes

No-Justifiable

The following minimum setbacks apply to

ancillary structures:

Outbuildings (garden shed, studios,

cabana)

Minimum setback from side and rear boundaries

0.5m

No outbuildings proposed. N/A

Pools Minimum setback to the outside edge of

the paved concourse from the adjacent

boundary 1m

No swimming pool proposed. N/A

East-west Lots

For east-west oriented lots with the primary

street frontage facing east, the minimum side

setback should be on the north and the larger

side setback should be on the south so that

overshadowing is reduced.

Subject site is not an east or west orientated

allotment.

N/A

Basements

C1 – C11: Various controls that relate to the

basement design, minimum standards and

requirements.

The proposal includes a basement for car parking, with a storage room. The controls stated in the SDCP2005 have been met with respect to the design of the basement by addressing the following criteria:

Yes





to enter and exit the basement in a forward

direction.

10. Provision of pump-out systems and

stormwater prevention should be in accordance

with Council’s Stormwater Management Code.

11. Basements may not be permissible on flood

affected sites. Applicants should check with

Council and consider the submitting a pre-

lodgement application.

The basement area is within the building footprint of

the ground floor with no habitable areas. The

basement does not protrude 1m above the NGL and

has a height of 2.7m (3m floor to floor) internally

within the basement.

The design of the driveway complies with the

required gradient and is a width of 3.34m. The

driveway is perpendicular to the adjoining property

boundary, with sufficient space to allow vehicles to

enter and leave in a forward direction.

(CUT & FILL)

C1 – C8: Various controls that relate to the cut

and fill.

The subject site is predominantly flat. There is no cut

proposed other than for the basement.

The maximum fill proposed is 820mm at the rear of

the site.

Yes

PRIVACY

Views and View Sharing The proposed dwelling has been positioned to

maintain the existing building lines within the street.

The site does not adjoin any public reserves or

nearby public domain areas.

Yes

Visual Privacy

Arranging the layout of a building so as to reduce

opportunities for overlooking;

2. The use of fixed screening devices;

3. The separation of buildings;

4. The considered placement of windows and

openings; and Part A of Strathfield Consolidated

DCP 2005 Page 61

5. Appropriate evergreen screen plants and

trees. 6. Ensuring finished floor levels are not

excessively elevated above NGL

The ground floor of the dwelling will be provided with a gallery kitchen, butler’s kitchen, living area, rumpus room, lounge room, study, laundry and bathroom. Landscaped areas are provided to maintain and enhance existing and future privacy levels within the subject site and for adjoining properties.

The second storey contains four (4) bedrooms, a bathroom, walk in wardrobes and a sitting room as well as balconies. The dwelling has been designed to reduce privacy and amenity impacts on adjoining property to the north as illustrated in the architectural plans through strategic window placement.

The proposed development has been carefully designed to ensure that it will not create any adverse amenity, privacy or overshadowing impacts for both future residents of the proposal and adjoining properties.

The extent of overlooking into rear yards and windows of the adjoining properties from the first floor windows will be limited as these rooms are used as bedrooms, ensuites and bathrooms which are used less frequently than living areas and

Yes





predominantly at night

Windows

Be offset from the edge of any windows in the

adjoining dwelling by a distance of at least 0.5m;

or (b) Have a sill height of at least 1.7m about

the floor; or have fixed, obscure glazing in any

part of the window less than 1.7m above the

floor

Satisfied. See development layout plans. The building design has considered privacy impacts between adjoining dwellings on site and neighbouring dwellings. Building orientation, and placement of windows has been offset to minimise privacy and overlooking between adjoining dwellings.

Yes

Balconies and Screening

Upper storey balconies are not permitted on side

boundaries, except where facing the secondary

frontage of a corner lot, and provided other

setback controls can be achieved.

Elevated decks, verandahs and balconies shall

incorporate privacy screens where necessary and

shall be located at the front or rear of the

building only.

Small upper floor rear balconies measuring no

more than 1m in depth by 2m in length may be

permitted where an applicant can demonstrate

that the balcony would not unreasonably impact

upon the privacy of adjoining premises (including

buildings and outdoor spaces).

Second storey balconies extending for the full

width of the front façade are not permitted.

The rear balcony is off the master bedroom and not

a primary living space and therefore will not be

highly utilised. The eastern side of the balcony

contains privacy screening. This non-compliance is

also justifiable as the balcony is separated 20m from

the adjoining dwelling to the rear and as such no

unreasonable overlooking to the rear is considered

to occur. Furthermore a row of boundary screen

planting at the rear will assist with additional

privacy.

No-Justifiable

Acoustic Privacy

Noise-sensitive rooms, such as bedrooms, should

be located away from noise sources, including

main roads, parking areas, living areas and

recreation areas and the like.

Double glazing, laminated glass, vibration-

reducing footings or other materials, should be

considered to minimise the effects of noise

and/or vibrations.

The proposal is consistent with these controls. See development layout plans. The proposal achieves the development controls in relation to separation and distances to main roads.

Yes

ACCESS, SAFETY AND SECURITY

Address and Entry Sightlines

Buildings are to be designed to allow occupants

to overlook public places in order to maximise

passive surveillance

Design landscaping and materials around

dwellings and buildings, so that when plants are

Consistent. A contemporary design that will achieve

good presentation to the site’s frontages and high

quality landscaping, lighting and amenity for future

residents. See development layout plans.

Yes





mature they do not unreasonably restrict views

of pathways, parking and open space areas.

External lighting should enhance safe access and

security around the dwelling and light spill must

not adversely impact on adjoining properties.

Lighting must be designed and located so that it

minimises the possibility of vandalism or

damage, is appropriate for the street and

minimises glare.

Pedestrian Entries

Pedestrian entries and vehicular entries should

be suitably separated to ensure pedestrian and

resident safety.

Building entrances and house numbers are to be

clearly visible from the street, easily identifiable

and appropriately lit.

Walkways and landscaping should be used to

direct visitors to the main building entrance. 4.

One (1) entry to the dwelling should be designed

to be as accessible as possible. This entry should

be a generous width, without steps, and should

be located to facilitate movement.

See development layout plans. The dwelling provides a sheltered space and a clear visible entry. Direct pedestrian access to the site will be via Dickson Street. Mail boxes are located perpendicular to Dickson Street, while garbage collection will also be collected form Dickson Street.

Yes

WATER AND SOIL MANAGEMENT

Onsite Water Management and Stormwater

Control

Onsite water management and stormwater

management has been incorporated into the design.

Refer to stormwater plans for more details.

Yes

Developments shall comply with Council’s

Stormwater Management Code.

On site detention devices may be required to

assist in the management of stormwater on site

The proposal makes provision for adequate drainage

so no negatively impacts from storm-water runoff

affect adjoining properties.

Yes

Soil Erosion and Sediment Control

The following sediment control measures are

recommended:

(a) Perimeter bank and channels;

(b) Turf filter strips; (c) Sediment fences;

(d) Sediment traps; and

(e) Roof guttering.

Appropriate sediment control measures have been

proposed. Referrer to the concept-storm water

plans.

Yes



5.0 Section 79 Considerations

5.1 The provisions of any planning instruments, draft instruments,

development control plan or regulations

The proposal is permissible pursuant to the SLEP2012 and is generally in conformity with the general and

specific development controls and development standards. All relevant planning instruments have been

considered within this SEE. There are no known draft instruments applicable to the proposed

development

5.2 The likely impacts of that development, including environmental

impacts on both the nature and built environments, and social and

economic impacts

The surrounding area is mainly residential Land Zoned R2. The proposed development is somewhat responsive to the emerging context for the area and could represent the anticipated future design and form for future residents. The siting, scale, bulk, massing for the site has already complimented the streetscape established and is seen to be compatible with the existing uses on site

5.3 Built Environment

The proposed building is contained within the site and has been designed to provide a unique

architectural expression with references the desired future character of the area, in terms of bulk, scale

and form. The proposed development introduces a variety of building elements and utilises a visually

engaging architectural language with a selection of appropriate materials and finishes. The proposed built

form and composition of the new building responds to the existing character of the Dickson Street and

therefore provides a positive contribution to the visual quality of the overall site.

5.4 Natural Environment

The proposed development responds well to the exiting environment and aims to maintain the existing

mature trees on site. The development of the site incorporates generous landscaping provision with a

variety of landscape elements which will significantly enhance the natural environment of the site in an

urban context.

5.5 Access and Traffic

All vehicular and pedestrian access to the subject site will be via Dickson Street. The proposed dwelling is

not expected to have any impacts from car parking and traffic associated with the proposal. It is

anticipated that the traffic and use of the site will have low impacts on the road network.



5.6 Solar Access and Overshadowing

Good solar access is achieved in the proposed development due to the location and orientation of the

site. The newly proposed two (2) storey dwelling house on the subject site exhibits an ideal northerly

orientation as demonstrated in the Architectural plans.

As depicted in the shadow diagrams submitted as part of the development application package, greater

than 70% of the dwellings will receive a minimum of 3 hours direct sunlight between 9am and 3pm in

mid-winter to both living areas and private open space areas.

5.7 Hydrology

Stormwater plans have been prepared by Loka Consulting Engineers and submitted as part of this DA

package. Reference should be made to these documents for further drainage and stormwater

information.

Stormwater run-off from the site will be managed during construction and during operation. Erosion and

sediment controls will be employed during construction as per the plans submitted.

5.8 Visual Privacy

A high level of internal and external privacy is maintained by the proposed development through a range

of measures including the orientation of the building mass towards Dickson Street and the private open

spaces provided at the rear of the proposed development.

As noted the majority of the balconies within the proposed development are orientated towards the street and do not cause unreasonable overlooking of habitable rooms and principle private open spaces of dwellings.

5.9 Safety Security and Crime Prevention

Safety and security features will be incorporated in accordance with the principles of Crime Prevention

through Environmental Design (CPTED). Features include:

Clear visible entrances to the building

Direct access, promoting and restricting movement throughout the site

The proposed building has been designed to appropriately address the street and provide opportunities

that overlook the public domain. Passive surveillance opportunities are provided from within the building

areas that overlook the site. Furthermore, the proposal, includes balconies and living areas that promote

passive surveillance



5.10 Air pollution

It is expected that air pollution form construction and operation of the proposal will be low. The proposed

development is to be for residential purposes. It is therefore considered that the risk of air pollution

occurring during construction and future use of the site is low.

5.11 Construction

The proposed works will be carried out in accordance with the provisions of the Protection of the

Environment Operations Act 1979. All construction materials, vehicles, waste and the like will be stored

within the site. A construction Management Plan forms part of this DA. The proposal will comply with the

relevant standards pertaining to health and safety and will not have any detrimental effect on workers or

the general public

5.12 Economic Impacts

The proposed development is likely to contribute to a range short term economic benefits in the

Strathfield City local government area and surrounding area of Sydney through the following measures:

employment of tradesmen and other construction-related professionals;

increase in housing stock

on-going consumption from new/additional households;

cost savings associated with improved energy and water efficiency.

5.13 Consultation

The DA will be subject to notification on accordance with Council requirements. Any submitted objections

will be addressed after the cessation of the notification period.

5.14 Ecological Sustainable Development

As demonstrated by this SEE, the proposed development raises no adverse impacts or consequences in

regard to the principles of Ecologically Sustainable Development and is considered to be an appropriate

use of the land in terms of social, economic and environmental criteria. The subject is for residential

purposes it is envisaged this will continue into the future with the construction of a new dwelling. The

proposed building is not expected to further impact on biological diversity and ecological integrity. The

proposal is considered to comply with the principles of ESD such as intergenerational equality and

conservation of biological integrity.



5.15 Suitability of the site

Based on the above discussion, the site is considered suitable for the development. It is considered that

the proposal positively contributes to the public interest and proposes a development that is consistent

with the objectives of its zone (R2 – Low Density Residential) and will be consistent with the established

residential area.

This SEE has demonstrated in detail that the site is suitable for the proposed development. In summary,

suitability is achieved given:

The proposed development is permissible and will be consistent with the objective of the

Zone by providing on going housing need

The development will appropriately respond to the environmental conditions and site

constraints

The site is adequately serviced by water, sewerage, electricity, and local road networks

The site is adequately drained

The development will not lead to unreasonable transport demands

Appropriate measures will be provided during works to control soil sedimentation and

erosion.

As a result, the proposed development is considered compliant with the considerations under Section

79C of the EP&A Act 1979 and is therefore suitable for the subject site.

5.16 Public Interest

The proposed development has carefully been designed to be compatible with the existing street pattern

and future character of the area. The proposed development will be consistent with the public interest

primarily given the following:

The development is permissible and satisfies the relevant objectives of the zone

The proposal achieves full compliance with the relevant statutory and non-statutory

controls

There would be no significant effect on the health and safety of the public.

Positive economic and social impact will result from the development, in particular job

opportunities will be created during the construction stage

For these reasons the approval of the development is considered to be in the public interest.



6.0 Conclusion

The proposal seeks approval for a two storey residential dwelling house. The proposal has been assessed

as being satisfactory with respect to the relevant provisions of Section 79C of the EP&A Act 1979. The

proposed use is permissible with consent in accordance with the provisions of clause 2.8 of the SLEP2012.

Following a review of the relevant planning controls, it is concluded that the proposed development is

consistent with the objectives, planning strategies and detailed controls of these planning documents

with the exception of those discussed in detail previously in this statement.

Consideration has been given to the potential environmental impacts that are relevant to the proposed

development and this report addresses these impacts. The proposal will perform adequately with

respect to the surrounding natural and built environment and maintain an appropriate level of on-site

amenity for future users of the site.

It is also noted that any non-compliances identified within this SEE have been adequately justified in

accordance with the provisions and objectives of the Clauses within the SDCP2005.

In light of the merits of the proposal and the absence of any significant adverse environmental effects,

the DA is considered admirable to be approved by Council.

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